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The detailed landscaping plans shall be submitted to and be approved by the City of Santa Ana Planning Division prior to issuance of a building permit and ipstalled prior to issuance of a Certificate of Occupancy. ae Front Yard Setback Areas. The front yard landscape setbacks shall provide a 24 inch canopy tree for every 25 linear feet of street frontage. The trees can be placed in groups in order to achieve a particular design. Trees generally regarded as having invasive or surface roots shall be installed in root control planters per City standards. Due to the City sewer located in the front yard setback along Dyer Road, palm trees may be substituted for canopy trees as approved by City Landscape Associate. The front yard setback along Redhill Avenue shall include a landscaped berm with turf to match adjacent property to the north. Berms over 4:1 shall be planted in ground cover. Six 5 gallon size shrubs shall be provide for every 25 linear feet of street frontage. The shrubs may be grouped in clusters or placed in a linear pattern. Annual color is encouraged but is not considered part of the shrub requirement. be Buffer Areas. The buffer areas separating the hotel and adjacent properties shall include one 15 gallon tree and five (5) five gallon shrubs per 30 linear feet. In addition to the above, the buffer area separating the guest rooms from sidewalks, parking areas and drive aisles shall include a vertical plant material (hedges) with a minimum spacing of 30 inches on center to screen the air conditioning units. Parkinq Area. A landscape planter, not less than 8.5 feet by 18 feet, including the thickness of the raised curb, shall be required at a minimum ratio of one planter for each 10 parking spaces. Each planter will require one 15- gallon size tree, 11 five gallon size shrubs and ground cover to serve as filler materials. Screeninq. Ail appurtenances, such as transformers, meters, trash enclosures, air conditioning units, etc. are to be screened from view. Vines are to be included on walls and trash enclosure to reduce graffiti. There shall be no exposed downspouts, supper drains, electrical or mechanical lines on the building. All mechanical equipment is to be screened from view in an architecturally integrated manner. Se Off-site Improvements. A landscape plan(s) detailing off- site improvement affecting adjacent properties shall be submitted to City Landscape Associate prior to submittal into building plan check. These improvement include landscape improvement related to shared access off of Redhill Avenue and the 20 foot landscape setback on Dyer Road. The vacant land remaining to the west of the hotel site shall be hydroseeded with wildflowers until such time as the site is developed.